Office Building with Drive-Through
For Sale
$1,320,000
1399 Sattler Rd, New Braunfels, TX 78132
Professional facility with reception, conference rooms, executive offices, kitchen, and dedicated customer and staff parking.
Property Size6,000 SF
Price / SF$220
Days on Market21
Property Features for 1399 Sattler Rd
General Information
Standard status
Active
Size
6,000 SF
Amenities
reception center
full bathrooms
fully equipped kitchen
breakroom
executive offices
conference rooms
meeting rooms
secure IT room
drive-through window
cubicle spaces
back porch
outdoor break area
Building Details
Year Built
2003
Building Size
6,000 SF
Listing Agency:
Anders Pierce Realty
(512) 757-6224
Listed By:
Matthew Pierce · License #0565292
Source:
Thebranchinc
Added: Aug 10
Changed: Aug 29
Last Checked: Aug 25 at 5:37AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Anders Pierce Realty
Investment Insights
Based on property information with market context.
Built in 2003, this 6,000-square-foot office building is arranged for administrative and professional operations. The interior includes a public reception area, full bathrooms, a complete kitchen, breakroom with sink and storage, rear executive offices, two formal conference rooms, and two additional meeting rooms. Open work areas accommodate 6–8 cubicle spaces, with tile and carpet flooring, extensive lighting, and a rear storage and work center.
A dedicated IT room has separate heating and cooling for equipment, while a drive-through payment window adds a specialized customer-service feature. Employees have access to a large rear porch with tables and an outdoor break area. Parking is located around the building, with an additional customer and staff lot across the street. The property is near shopping, the post office, and restaurants, with access from all sides.
A dedicated IT room has separate heating and cooling for equipment, while a drive-through payment window adds a specialized customer-service feature. Employees have access to a large rear porch with tables and an outdoor break area. Parking is located around the building, with an additional customer and staff lot across the street. The property is near shopping, the post office, and restaurants, with access from all sides.
Key Highlights
- 6,000‑square‑foot office building constructed in 2003
- Reception area, full bathrooms, kitchen, breakroom, executive offices, and four meeting rooms
- Two formal conference rooms plus two secondary meeting rooms
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$81,773
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.19%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,635,460
$1.6M
Cap Rate 7%
$1,168,186
$1.2M
Cap Rate 9%
$908,589
$908.6K
Market Conditions
NOI Build-Up for 6,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$132.5K $22.08/SF
− Vacancy
−$23.4K −$3.91/SF
EGI
$109.0K $18.17/SF
− OpEx
−$27.3K −$4.54/SF
NOI
$81.8K $13.63/SF
Area
Comal County, TX
Vacancy
17.70%
Lease Rate
$22.08 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,635,460
Cap Rate 7%
$1,168,186
Cap Rate 9%
$908,589
Alternative Uses
Best Use
Office B
$1.17M
$1.02M – $1.36M
NOI $81,773 @ 7.0% cap · market cap 6.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.53M
$1.34M – $1.79M
NOI $107,135 @ 7.0% cap · market cap 8.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
361
Businesses Nearby
Explore this area
Business Placement
Demographics for 78132, TX
37,475
Population
15,356
Households
2.4
Avg Household Size
43
Median Age
53%
College-Educated
96%
High-School Grad
179.3 sq mi
ZIP Area
209
Density / Sq Mi
$126,934
Median Household Income
$63,870
Median Earnings
$1,531
Median Rent
$570,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Professional facility with reception, conference rooms, executive offices, kitchen, and dedicated customer and staff parking.
Where is this office building located?
The property is located at 1399 Sattler Rd New Braunfels, TX.
What is the asking price?
The asking price for this property is $1,320,000.
What are key features of this property?
This property features: 6,000‑square‑foot office building constructed in 2003; Reception area, full bathrooms, kitchen, breakroom, executive offices, and four meeting rooms; Two formal conference rooms plus two secondary meeting rooms
